Preventing a tenant from trashing your place prior to eviction

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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
1y

There is no practical way to monitor what they are doing in the property!

So, all you can do is offer them a "carrot" or a "stick".

Carrot - Cash-for-Keys or security deposit return

Stick - threat of small claims case and garnishment (if they have a job, bank account, etc. CANNOT garnish pensions, social security, disability, etc.)

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  • Amber Forkey
    Property Manager · Watertown, NY · Member since 2021 · 142 posts · 78 votes
    1y

    They either will or won't. Prepare for the worst, be ready to bring in a dumpster for the debris left behind. I always try offering cash for keys, but the agreement is I have to do the final walk-through in order for them to get the cash so that will incentivize them to not trash the place. But that very rarely works and by the time we are in eviction territory they've already trashed it. 

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  • Benjamin AakerPro Member
    Rental Property Investor · Brandon, SD · Member since 2015 · 1k+ posts · 1k+ votes
    1y
    You do have the security deposit to waive at them. They might get it back if they leave the place prior to eviction. It's basically cash for keys. 
    You might also explain to them what your recourse would be if they do cause damage. It would be another lawsuit. Some might respond to that, others not. 
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  • Bruce WoodruffPro Member
    Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
    1y

    As they said ^^^^ money is your strongest weapon. Offer it as a carrot or threaten with it like a stick, but it should get the attention of most people...

    Good Luck!!

    1Reply
  • Mackaylee BeachPro Member
    Real Estate Agent · Kansas City, MO · Member since 2020 · 1k+ posts · 492 votes
    1y

    Unfortunately, there is no guarantee that they will not damage the property. However, maintaining open communication can help ease the situation. Preparing for the worst-case scenario is likely the wisest approach. Having a detailed plan in place and discussing it with all involved parties can mitigate potential issues. It's important to document everything and take preventive measures such as conducting regular inspections and keeping a thorough record of the property's condition. 

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  • Greg Kasmer
    Rental Property Investor · Philadelphia, PA · Member since 2021 · 780 posts · 504 votes
    1y

    @James McGovern - With my latest eviction I had the assistance of property management. After the latest judgement in court the tenant knew they lost, but didn't know the timing of the physical lock out. I keep that to me, the marshall, and property management... which I think helped a little... but ultimately, I think it's the threat of taking them back to court for more damages. If they are under some financial support for rent (i.e. Section 8) and eviction doesn't look good let alone another judgement on top for damages. (This tenant was Section 8 so that helped me as well in this scenario)

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  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    1y

    There is no practical way to monitor what they are doing in the property!

    So, all you can do is offer them a "carrot" or a "stick".

    Carrot - Cash-for-Keys or security deposit return

    Stick - threat of small claims case and garnishment (if they have a job, bank account, etc. CANNOT garnish pensions, social security, disability, etc.)

    [email protected]248-209-6824
    Logical Property Management4.9465 Reviews
    WebsiteView Page
    2Reply
  • Mike Dymski
    Investor · Greenville, SC · Member since 2016 · 5k+ posts · 13k+ votes
    1y

    This has nothing to do with your question but I had a resident that worked and did not pay rent throughout the full eviction moron-atorium period.  When they finally got evicted, the resident allowed (used) the management company's staff to move their belongings to the parking lot where her and her friends then loaded them in the U-Haul.

    1Reply
  • Patrick O'SullivanBusiness Member
    Property Manager · Phoenix, AZ · Member since 2024 · 544 posts · 208 votes
    1y

    James, you’re definitely not alone—unfortunately, the risk of damage right before an eviction is real, but there are a few things you can do to reduce the odds:

    • Cash for Keys – This is probably the most effective strategy. Offering a small financial incentive in exchange for them leaving the unit in decent shape and handing over the keys can save time, money, and a lot of stress. Just make sure to do a final walk-through before payment.

    • Open Communication – Sometimes, a calm, respectful conversation can go a long way. Letting the tenant know their deposit (if applicable) is at risk—or that further legal action for damages is an option—might influence how they treat the place on the way out.

    • Inspections and Documentation – If legally allowed in your area, perform routine checks and document the property condition. Even if damage occurs, having that paper trail helps with insurance claims or legal recourse.

    • Security Deposit & Legal Leverage – While not always a big deterrent, reminding them that trashing the unit could mean forfeiting the deposit and potentially facing a lawsuit (or garnishment) may help. Especially if they’re employed or on housing assistance, they might think twice.

    • Have a Plan B – Sometimes, even with your best efforts, things go sideways. Having reserves and a post-eviction cleanup plan (like lining up a junk removal service in advance) can ease the burden if it comes to that.

    At the end of the day, it’s about damage control and minimizing risk—there’s rarely a perfect solution, but these steps can help you stay ahead of the worst-case scenario.

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